What a replacement looks like on Kiawah Island roofs.
Kiawah Island is where a roof replacement most often means a material change. The 1980s and 1990s stained-wood homes under the canopy in Turtle Point, Osprey Point, Egret and Pintail and the older Vanderhorst streets were built with wood shake, and this market has been moving those roofs to standing seam or an architectural shingle that reads like shake from the street. A shake tear-off usually exposes skip sheathing that has to be decked over, and we price that in writing before tear-off.
The Kiawah Island Architectural Review Board reviews material, profile and color before the Town of Kiawah Island permit is filed, and we submit in the low-sheen natural colors that fit the island. We prepare the ARB package with your order, hold the install date until it clears, then pull the town permit and register the crew and deliveries with the Community Association for the gate.
Most owners are not on the island when the roof is decided, and many houses are on a rental calendar. The online quote, a fixed written price, the ARB package prepared with the order, dates set between guest turnovers with the property manager, and daily photo updates from the roof are how an owner in another state replaces a roof on Kiawah without a trip.
The island has two exposures. Under the oaks and pines in Turtle Point and Osprey Point, the roof fights moss, algae and leaf debris in shaded valleys. On the oceanfront and marsh-front in Ocean Park, Cassique and The Settlement, it fights salt spray and surf wind on an elevated frame. Fastening, underlayment and the shingle or panel choice are specified for whichever the house faces, and every fastener is stainless or coated for salt on every package.
1980s and 1990s stained-wood and cedar-sided homes with steep gables and dormers under live oak and pine canopy in Turtle Point, Osprey Point, Egret and Pintail and the older Vanderhorst streets, many built with wood shake that this market has been replacing with standing seam or architectural shingle; 1990s and 2000s larger Vanderhorst and Kiawah Island Club homes with complex hips and multiple roof planes; 2000s to 2020s oceanfront and marsh-front elevated houses in Ocean Park, Cassique and The Settlement with standing seam and shingle siding; villa and cottage regimes near the resort and the Freshfields Village side. Mostly second homes and rentals.
Fifty-five minutes from Mount Pleasant down Highway 17, Main Road and Bohicket Road to the Kiawah gate, with Seabrook Island and Johns Island on the same dispatch run.
(843) 802-9224Kiawah prices track the published ladder with the Pearl standing seam carrying the top. Steep gables with dormers, multiple roof planes on a Vanderhorst hip, and shake tear-offs that expose old skip sheathing are priced for that detail in the written estimate, never on tear-off day.
Monthly payments from $116 with approved GreenSky financing. See the four packages →
What is included in every Kiawah Island job.
Asked in Kiawah Island.
How much does a roof replacement cost on Kiawah Island?
Most Kiawah Island replacements run $14,900 to $100,900. 1,800 sq ft cottage, Egret and Pintail or Freshfields side on Lowcountry Classic runs $14,900 to $16,300. 2,400 sq ft canopy home with dormers, Turtle Point or Osprey Point on High Wind runs $27,800 to $30,350. 3,000 sq ft oceanfront or marsh-front home, Ocean Park or Cassique on The Pearl Metal runs $100,900. Fixed in writing before the ARB package is filed.
How long does a roof replacement take?
Most Lowcountry homes under 3,000 square feet are torn off and re-roofed in one day. Larger or steeper homes take two. Weather delays are the only thing that changes that, and we never leave a roof open overnight.
Will insurance pay for my roof?
If the damage is from wind or a named storm, often yes. We photograph and document the roof in the format adjusters expect and meet them on site. Age and wear alone are not covered.
What shingles do you install?
TAMKO Titan XT and Heritage architectural shingles as standard. Titan XT carries a 160 MPH wind warranty when installed with six nails, which is how we install every roof.
Do I need HOA or historic approval?
In many Lowcountry neighborhoods, yes. I'On, Old Village, Daniel Island, Kiawah and the Charleston peninsula all review roofing. We prepare and submit the paperwork with your order.
What is the best season to replace a roof here?
Any month works. Fall and winter have the most open schedule and the least storm risk. Spring and early summer book fastest ahead of hurricane season.